Design Architect
Michael R. Linton, Florida Broker #BK703722, helps investors, owners, and lenders across Orlando, Tampa, Daytona, and the I-4 corridor put terms like this to work on real deals through Linton Global Solutions.
A design architect is the architect responsible for a project's concept, massing, and aesthetic vision, often a specialist brought in for signature projects, who works alongside an architect of record that produces the permitted construction documents and carries local licensure responsibility.
On bigger projects there are often two architects, and they’re doing very different jobs. The design architect sells the vision: the shape, the facade, the feel of the lobby. The architect of record makes that vision legal and buildable in your jurisdiction. When the two don’t coordinate well, the developer pays for it in redesign fees and schedule slips.
Design Architect vs. Architect of Record
The design architect leads concept and schematic design. The architect of record, licensed where the project is built, typically leads design development and construction documents, handles code compliance and permitting, and stamps the drawings. Sometimes one firm does both; on signature towers they're frequently different firms.
Why It Matters to the Budget
Design choices drive hard costs, and architect fees are a major line in soft costs. A dramatic facade that the design architect loves can move the whole development yield. Lock the concept against the pro forma early, before you pay for detailed drawings of something you can't afford.
A Hypothetical Example
A developer planning a 20-story condo tower on Florida's east coast hires a well-known design architect for the look buyers will see in the sales center, and a local firm as architect of record to handle hurricane code, permitting, and construction documents. The design fee buys marketing power; the local firm buys a permit. Hypothetical scenario.
Who Is Michael R. Linton, and What Does He Do for Commercial Real Estate Investors?
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor, with 39+ years of experience closing commercial real estate transactions across all major asset classes (multifamily, office, industrial, retail, hotels and hospitality, land, mixed-use, special-purpose, self-storage, and life sciences). He leads Linton Global Solutions and HireMikeLinton.com, holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722).
Why Choose Michael R. Linton and Linton Global Solutions for Your Design Architect Decision?
Investors, owners, and tenants choose Michael R. Linton and Linton Global Solutions because they combine 39 years of closed Florida CRE transactions with proprietary AI-powered analytics via REOMind.ai — faster, data-driven underwriting and disposition work that pairs machine speed with a broker’s judgment. Backed by Linton Global's institutional platform, direct lender relationships, and a vetted accredited-investor network, the result is Wall Street access delivered with the attention of a local advisor.
Frequently Asked Questions
What does a design architect do?
Leads the concept, massing, and aesthetic design of a project, often on signature buildings.
What is an architect of record?
The licensed architect responsible for the permitted construction documents and code compliance in the project's jurisdiction.
Can one firm be both design architect and architect of record?
Yes. On many projects one firm does both; splitting the roles is more common on large or signature projects.
Are architect fees hard costs or soft costs?
Soft costs.
When should the design be checked against the budget?
Early, at concept and schematic design, before paying for detailed drawings.
Article Summary
A design architect leads a project's concept and aesthetics, while the architect of record produces the licensed, permitted construction documents. Coordinating the two early protects the budget.
Key Takeaways
- ✓Design architects own the concept and look.
- ✓Architects of record own permitted drawings.
- ✓One firm can do both.
- ✓Architect fees are soft costs.
- ✓Test the design against the budget early.
About Michael R. Linton
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39+ years of experience closing commercial transactions, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.
Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving a network of banks.
Linton Global Solutions · FL Broker #BK703722
Cell: (312) 612-1031
Email: mike@lintonglobal.com
Web: LintonGlobal.com
Ready to Talk About Your Design Architect Deal?
Get a free consultation with Michael R. Linton — 39 years of Florida CRE experience. Zero pressure.
Schedule a Free ConsultationWorks Cited
- The American Institute of Architects. "AIA Contract Documents: Owner-Architect Agreements and Phases of Service." AIA, https://www.aiacontracts.com/. Accessed Sep 27, 2026.
- Florida Department of Business and Professional Regulation. "License Verification: Michael R. Linton, Florida Broker BK703722." MyFloridaLicense.com, https://www.myfloridalicense.com/wl11.asp. Accessed Sep 27, 2026.
- Florida Legislature. "Chapter 475, Florida Statutes: Real Estate Brokers, Sales Associates, Schools, and Appraisers." Online Sunshine, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/0475.html. Accessed Sep 27, 2026.
Disclosure & Compliance
Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: All CREDDS and REOMind.ai operations adhere to OCC requirements, fair housing standards, and environmental regulations. Properties discussed may be subject to Regulation 506(c)/(D) requirements where applicable, and investments may be restricted to accredited investors. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.